Property market research
Soloren Lee
Writes the market research on this site, working directly from the transaction registers themselves — the DLD record in Dubai, HM Land Registry Price Paid Data in England — rather than listing portals or agency commentary. Every figure published here is reproducible from the same dataset the site's tools run on.
Research guides by this author
Buying in Dubai: why a 20% deposit is not your cash-to-close budget
Separate the price gap, the bank's valuation and the transfer bill before treating a mortgage pre-approval as a purchase budget.
Dubai service charges: what remains of a 7.7% gross rental yield
Replace the advertised percentage with a bill-by-bill budget, then show how service charges and acquisition costs change the result.
Dubai handover snagging: record the defect and check which warranty clock applies
Keep the completion certificate, handover date, defect report and written repair response together. They answer different questions from the sales register.
Which part of Dubai's market stopped buying after March 2026
The fall since the war split by segment: ready homes and land first, cheap off-plan last.
Is Dubai in a 50% price correction? What registered prices show since the peak
Registered prices are down since the war in all three segments, by more than normal noise and by a fraction of the 50% it would take to halve them.
Dubai's one-bedroom wave: where the off-plan pipeline is concentrated
Which areas carry the most off-plan one-bedrooms against the stock and leasing they already have.
A ready two-bedroom for under AED 1 million: where the register still shows them
Most two-bedroom apartments that sold under AED 1 million last year were ready units. Off-plan ones at that price exist, clustered in one area, and in most areas where both sell the off-plan two-bed costs more.
Dubai's ready apartments are off their peak but not below last year, and the off-plan drop is a mix effect
Whether the ready market is cooling depends on the base you measure from, and the register can show both.
The AED 2 million line: what a golden visa purchase buys in each Dubai area
How much of the market clears the visa threshold, the areas where it is the norm and the exception, and what AED 2 million to 2.5 million buys in each.
What Dubai Land Department sales data covers, and what it leaves out
The fields a sale record carries, the ones it does not, and where the register is knowingly incomplete.
The Dubai apartment price index, and what a three-month fall is worth
How the index is built, which periods are too thin to read, and whether the latest move is large enough to mean anything.
Off-plan is now most of Dubai's apartment market, and the rise is concentrated
The yearly off-plan share, how much of its rise is where sales happened, and which areas carry it.
What a Dubai apartment costs, by the budget you actually have
The distribution of apartment prices, what each budget band buys, and the areas where the same figure buys most and least.
Small Dubai apartments cost more per square metre, and the city-wide curve hides it
The pooled size curve, the same curve measured inside each area, and the size adjustment worth making before comparing a unit to its neighbourhood.
What a studio costs in Dubai, and why the off-plan one costs more
The studio price distribution, the areas at each end of it, and the gap between off-plan and completed units measured area by area.
Dubai prices per square foot, converted from the square metres actually recorded
The conversion, the medians in both units by area, and how much precision a rounded factor throws away.
Dubai rental yields from registered leases, and why the published figure is too low
Yields by area from two registers, the correction that completed-stock pricing makes, and what explains its size.
One Dubai building, many prices: what a building median does not tell you
How much sold prices vary inside one building, and what to check before trusting its median.
Does the building price above its neighbourhood? Usually not, and that is the wrong question
Why the average building matches its area, why hundreds do not, and how the two medians get compared wrongly.
The fastest growing Dubai areas by AED/sqm, and why the top of that list is not about prices
Why area growth rankings measure the sales mix, which areas actually moved, and how to tell the two apart.
Dubai sales fell in H1 2026, but the headline number counts a data outage as market behaviour
The first year-on-year decline in five years, separated from both seasonality and a month of missing records.
Dubai property prices over the last 10 years, from the transaction record
A decade of Dubai sales volume and prices, area by area, and why the citywide average misleads.
The off-plan premium in Dubai is smaller than the citywide number suggests
Why the headline off-plan premium is a mix effect, and what the per-area median actually shows.
Studios cost more per square metre than one-beds, and less in total
Price per square metre and total price rank studios and one-beds in opposite orders, in area after area. Which one to use, and when.
Villa AED/sqm often sits below apartments in the same area, and that is not the same as costing less
Why lower villa AED/sqm does not mean a cheaper villa, and which area comparisons are too thin to trust.